In reality, "cash flow" areas to me are high turn over, higher turnover cost, and higher Capex, which all equates to the more risk for less return.  

Also a seller concession is a good tool to reduce closing costs and carrying more than necessary on the primary. 

As an investor, I understand there are remodeling budgets that must be met for remodeling, and labor costs can be high.

When evaluating potential investment properties, it is crucial to have an accurate estimate of the rent that the property is likely to generate.

Plus, when done correctly, you as the KP can capture the ALL the Fed investment Tax Credits (ITC) plus the  State, MARCS, and Cost Seg Depreciation to massively offset your High W2 / 1099 Income - I wrote a book specifically for people like you and your wife to address your concerns. 

One area that has caught my attention is the Pigeon Forge/Gatlinburg TN area - seems like there is a good rental income to acquisition cost ratio.  

EDUCATE YOURSELF - yes, it will take time, but will lead to a selection that better meets your expectations & avoids potentially costly surprises!

That'll give you around $420/mo instead of the $650/mo in savings, but:- You'll have liquidity in case you find something better to do with the money- You'll have the ability to refinance at a potentially lower rate in the future as @John Mason points out.- You won't extend the term back to 30 years (which is definitely part of your monthly projected savings). 

I built the cost into the management fee of my next acquisition that I currently have under contract.

You can, but you will only have 1/3 of the total cost segregation benefits, and only for one year.Read this: https://www.biggerpockets.com/forums/51/topics/1122635-the-s...